7421 Glen Manor Dr, Houston, TX 77028
3bd / 1ba · 1,494 sqft · built 1955 · Single Family (SFR)Analyzed Jun 12, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-56.3%
Flip ROI
Cash to First Close
$13,500
what you bring day 1
Net Profit
−$16,572
Max Bid @ 20%
$91,267
−$16,572 profit ÷ $29,453 total invested = -56.3%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$164,499
Purchase (95% LTV)
$104,499
Rehab (100%)
$60,000
Loan-to-ARV
83.9%
Monthly Interest
$1,369/mo
Down Payment5% of $109,999 purchase
$5,500+
Origination Fee1 pts on $164,499 loan
$2,500+
Closing Costs5% of purchase
$5,500=
Cash to First Close
$13,500Holding Period — 6 Months
HML Interest9.99% IO · $1,369/mo × 6$8,217
Property Taxes$148/mo × 6$886
Insurance$142/mo × 6$850
Total Holding Costs$9,953
Contingency Reserve10% of rehab — held, not at first close$6,000
Sale Event — Second Close
Sale Price (ARV)
$196,000−
HML Principal Payofffull IO loan balance
$164,499−
Closing Costs3.5% of sale price
$6,860−
Realtor Commission6% of sale price
$11,760=
Net Proceeds to You
$12,881Deal Summary
Net Proceeds at Closing
$12,881−
Cash to First Close
$13,500−
Holding Costs (6 mo)
$9,953−
Contingency Reserve
$6,000=
NET PROFIT
−$16,572Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $93,533 | −$16,466 |
| 15% | $92,392 | −$17,607 |
| 20% ← | $91,267 | −$18,732 |
| 25% | $90,158 | −$19,841 |
| 30% | $89,064 | −$20,935 |
Scenario 2 — HM→DSCR
Hard money @ 9.99% IO → DSCR refi · 75% ARV · 7.1% / 30yr
❌
FAILS DSCR
Min 1.30x · 7.1% / 30-yr DSCR · 75% of ARV
1.047x
DSCR
Monthly Cash Flow
$46/mo
Cash-on-Cash Yr 1
1.2%
$44,727 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$164,499
Purchase (95% LTV)
$104,499
Rehab (100%)
$60,000
Loan-to-ARV
83.9%
Monthly Interest
$1,369/mo
Down Payment5% of $109,999 purchase
$5,500+
Origination Fee1 pts on $164,499 loan
$2,500+
Closing Costs5% of purchase
$5,500=
Cash to First Close
$13,500Holding Period — 2 Months
HML Interest9.99% IO · $1,369/mo × 2$2,739
Property Taxes$148/mo × 2$295
Insurance$142/mo × 2$283
Total Holding Costs$3,318
Contingency Reserve10% of rehab — held, not at first close$6,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$147,000−
HML Principal Payofffull IO loan balance
$164,499−
Origination Fee1 pts on $147,000
$1,470−
Closing Coststitle / appraisal / escrow
$2,940=
Cash to Bring to Close
−$21,909Deal Summary
Cash to First Close
$13,500+
Holding Costs (2 mo)
$3,318+
Contingency Reserve
$6,000−
Cash to Bring at Refi
+$21,909=
Capital Left in Deal
$44,727Equity Position — Day 1 Post-Refi
ARV
$196,000−
DSCR Loan Balance
$147,000=
Equity in Property
$49,000 (25.0%)−
Capital Left in Deal
$44,727=
Value Created
$4,273$49,000 equity on $44,727 deployed = 1.1× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,504−
Property Taxes
$148−
Insurance
$142−
Maintenance (6% rent)
$90−
Management (6% rent)
$90=
OpEx Subtotal
$470=
Net Operating Income
$1,034−
DSCR P&I
$988/mo=
Net Cash Flow
$46/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$147,000
Monthly P&I$988/mo
Net Cash Flow$46/mo
Cash Still Required−$21,909
DSCR
1.047x✗ Fail
Lender DSCR
1.178x✓ Pass
No Cash-Out
75.0% LTV — capped short $21,909
Loan Amount$147,000
Monthly P&I$988/mo
Net Cash Flow$46/mo
Cash Still Required−$21,909
DSCR
1.047x✗ Fail
Lender DSCR
1.178x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,451/mo | ✓ met |
| 1.10x | $1,564/mo | +$60 needed |
| 1.20x | $1,676/mo | +$172 needed |
| 1.30x ← | $1,788/mo | +$284 needed |
| 1.40x | $1,900/mo | +$396 needed |
Scenario 3 — Cash→DSCR
All-cash purchase → DSCR refi · 75% ARV · 7.1% / 30yr
❌
FAILS DSCR
Min 1.30x · 7.1% / 30-yr DSCR · 75% of ARV
1.047x
DSCR
Monthly Cash Flow
$46/mo
Cash-on-Cash Yr 1
1.4%
$39,488 left in deal
Acquisition Event — First Close
Purchase Price
$109,999+
Rehab Budget
$60,000+
Closing Costs5% of purchase
$5,500=
Total Cash to First Close
$175,499Holding Period — 2 Months
Property Taxes$148/mo × 2$295
Insurance$142/mo × 2$283
Total Holding Costs$579
Contingency Reserve10% of rehab — held, not at first close$6,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$147,000−
Origination Fee1 pts on $147,000
$1,470−
Closing Coststitle / appraisal / escrow
$2,940=
Net Cash Recovered
$142,590Deal Summary
Total Cash to First Close
$175,499+
Holding Costs (2 mo)
$579+
Contingency Reserve
$6,000−
Net Cash Recovered at Refi
$142,590=
Capital Left in Deal
$39,488Equity Position — Day 1 Post-Refi
ARV
$196,000−
DSCR Loan Balance
$147,000=
Equity in Property
$49,000 (25.0%)−
Capital Left in Deal
$39,488=
Value Created
$9,512$49,000 equity on $39,488 deployed = 1.2× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,504−
Property Taxes
$148−
Insurance
$142−
Maintenance (6% rent)
$90−
Management (6% rent)
$90=
OpEx Subtotal
$470=
Net Operating Income
$1,034−
DSCR P&I
$988/mo=
Net Cash Flow
$46/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$147,000
Monthly P&I$988/mo
Net Cash Flow$46/mo
Cash Still Required−$39,488
DSCR
1.047x✗ Fail
Lender DSCR
1.178x✓ Pass
No Cash-Out
75.0% LTV — capped short $39,488
Loan Amount$147,000
Monthly P&I$988/mo
Net Cash Flow$46/mo
Cash Still Required−$39,488
DSCR
1.047x✗ Fail
Lender DSCR
1.178x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,451/mo | ✓ met |
| 1.10x | $1,564/mo | +$60 needed |
| 1.20x | $1,676/mo | +$172 needed |
| 1.30x ← | $1,788/mo | +$284 needed |
| 1.40x | $1,900/mo | +$396 needed |